Both of these sales are still in progress, so I will not identify them. However, the salient points don't require addresses.
Jack is selling his home, and he's listed it for $420k, and it's been on the market for 16 days. Jack's home is vacant, serviceable, though it is vacant. It's not been staged. It's not been painted for several years. It's not had any maintenance done to the lawn other than what the ravages of winter and sunshine have done to it for the past 20 years. There is no mold, there is no mildew. Walking up to the front door, the key isn't easy to work, and the aluminum exterior door hits my backside until the buyer holds it so I can finally get inside. That's the "welcome" to the home. Not so much.
Jill is selling her home, and she's got it listed for $399k, and it's been on the market for 3 days. Jill still lives in her home, so it has furniture, though the kid's toys were away and the dog's food dish was clean. The home is done in tasteful colors, not 1996 beige. The lawn is inviting such that I was ready to hit the back yard and play with their dog. The inside was clean, without any signs or smells to concern me. Walking to the front door, which opened with ease, I was eager to get inside this home because it was enticing me to come in and make myself feel welcome.
My buyer is eager and ready, but in this price point in the Washinton DC suburb of Arlington, Virginia, the buyer has to be ready to jump. Jill's home was on the market for $399k, we offered $425k but we were one of 5 offers and didn't get the home. Jack's home is still on the market, and my buyer doesn't have the heart to make an offer. It's not simply a lack of vision, but rather, his life doesn't have the time and the ability to spend a week or so (at most), to get Jack's home up to Jill's level. Yes, I'll continue to point out the advantages of Jack's home, but it was priced more than Jill's, priced more than the market.
Silly Jack, Jill was the smarter seller in this case.